5 minutes ago, patman30 said:

how big the private garden is.
is all that matters.

My house has a lovely big garden and cool pool.

•   Corner unit for natural cross-flow ventilation

•   Walking distance to a shopping mall

•   Large swimming pool

•   Well-equipped gym

•   Higher floor for better views and breeze

•   Visible, active cleaning and maintenance staff

•   Plenty of undercover parking

•   Secure lift access (fob-restricted to specific floors only)

•   Sun direction / heat exposure (avoid harsh west-facing if possible)

•   Noise levels (away from main roads, bars, lifts, garbage areas)

•   Distance from lift (close enough for convenience, far enough to avoid noise)

•   Quality of build (solid doors, thick walls, no hollow echo sound)

•   Water pressure & hot water consistency

•   Mobile signal & internet options

•   Balcony usability (size, privacy, wind exposure)

•   View security (won’t be blocked by future construction)

•   Juristic/management quality (well-run building = fewer headaches)

•   Common area condition (hallways, smells, lighting = tells you everything)

•   Visitor parking availability

•   Security presence (guards, CCTV, access control beyond just lifts)

•   Garbage disposal system (clean, organised vs chaotic)

•   Pet policy (even if you don’t have one—affects noise/cleanliness)

•   Flood risk / drainage around the building

…. Rent never buy!

9 minutes ago, SAFETY FIRST said:

Yep, I've got 2, ground/1st floor.

I can sit out side my condo, on the common area, drinking beer, then 2 or 3 steps, splash I'm in the pool.

I had this at my Airbnb in Arcadia international and the worst as people stole your balcony chairs or they made noises outside your balcony

13 minutes ago, SAFETY FIRST said:

My house has a lovely big garden and cool pool.

My garden is decent enough, can ride the motorbike around
no pool
but i did put a pond around the house

15 minutes ago, georgegeorgia said:

I had this at my Airbnb in Arcadia international and the worst as people stole your balcony chairs or they made noises outside your balcony

Yes, you got to bring in your furniture at night, placing it on common areas people will think it's common property.

Baiting flame removed

1 hour ago, SAFETY FIRST said:

Yes, you got to bring in your furniture at night, placing it on common areas people will think it's common property.

I'm thinking more about buying in Arcadia international, I wonder if it's still possible to get a condo for around 1.2 million baht , I want a separate bedroom however

8 minutes ago, georgegeorgia said:

I'm thinking more about buying in Arcadia international, I wonder if it's still possible to get a condo for around 1.2 million baht , I want a separate bedroom however

As several have pointed out, there is no Arcadia International, so it's going to be very hard to buy in a project that doesn't exist. I would guess you are probably thinking of Arcadia Beach Resort. Per Google:

Here are the key Arcadia projects in Pattaya:

• Arcadia Millennium Tower (Nong Prue): A 46-story high-rise located on Pattaya 3rd Road with 803 units. It is characterized by luxury amenities such as a 31st-floor infinity pool, a rooftop infinity pool, a zen garden, and a fitness center, offering 270-degree views of Pattaya Bay and Koh Larn Island.

• Arcadia Beach Resort / Continental (South Pattaya): A 4-building, 8-storey resort-style development near Walking Street. It is known for its 4,000 sq.m. lagoon pool with submerged sun-beds, Jacuzzi caves, and a rooftop bar.

• Arcadia Center Suites (Thappraya Soi 4): A boutique 8-floor development with 252 units featuring a rooftop botanical garden, white stone pool, and sauna.

the building on beach rd next to the big supermarket.

its high up so theres no noise, and has fantastic view of pattaya bay, and its in south pattaya area near WS.

its next to a big supermarket, there is not any condo i would rather have

On 4/1/2026 at 10:01 AM, spidermike007 said:

#1. A very high and incredibly stable rail on the balcony!

Did he fall, or was he pushed? Ah hands tied behind the back..... suicide say Police, case closed.

Good question. For a Pattaya condo purchase, here are key points most buyers prioritize:

Legal structure: Confirm the building is below 49% foreign ownership – this is the hard cap for freehold ownership. Check the condo juristic person (JP) regulations carefully, as some projects have strict rules on rentals or sub‑letting.

Building quality: Request building certifications, maintenance fund status and reserve fund reports. A well‑managed building with stable maintenance fees is worth the premium.

Location and appreciation: Beachfront or baht bus–friendly locations usually hold value better. Look at future development plans in the area.

Rental yield (if you plan to rent it out): Typical Pattaya yields are around 4–7%, depending on location and management. Be realistic about vacancy.

Developer and age: Newer projects may still have building warranties; older condos need careful inspection for structure, plumbing and electrics.

Exit strategy: Consider how easy it will be to resell. Popular, well‑managed buildings in good locations move faster than fringe projects.

My personal recommendation is to use a qualified Thai lawyer to review the purchase contract and building documentation – the cost is small compared to the risk of a bad purchase.

On 4/1/2026 at 3:32 AM, sustanon said:

Location: driving has become quite risky, the less I drive, the better.

Noise: both street noise and, more importantly, noise from neighbors. My biggest concern is ending up with someone blasting their TV early in the morning when I’m usually asleep.

Common area regularly maintained.

Gym: I’ve been training daily for years.

Residents: a condo I really liked a few years ago has turned into a ghetto full of stoners, partygoers and bar girls.

Noise in the neighbourhood is always a major problem in Thailand, as you’ll know from the risk of neighbours turning on the TV at the crack of dawn, blaring away.

But personally, I’m more bothered by the local council, who, at 6 o’clock in the morning, use the surrounding loudspeakers to spout their verbal diarrhoea for an hour and a half, five days a week.

And if that weren’t enough, we have birds in the trees that start as early as 4.30 am, and finally the smaller birds tapping on the window, so it could always be worse….

Neighbours, location. Personally, I prefer to rent.

19 hours ago, mordothailand said:

the building on beach rd next to the big supermarket.

its high up so theres no noise, and has fantastic view of pattaya bay, and its in south pattaya area near WS.

its next to a big supermarket, there is not any condo i would rather have

You mean View Talay 6 next to Central? It's expensive and full of short term renters. Traffic round there is crazy. OK for short term but i wouldn't want to live there. How often do you actually need a supermarket?

20 hours ago, mordothailand said:

the building on beach rd next to the big supermarket.

its high up so theres no noise, and has fantastic view of pattaya bay, and its in south pattaya area near WS.

its next to a big supermarket, there is not any condo i would rather have

Once bored of Walking St you'd wonder why you wanted to be so close

23 hours ago, patman30 said:

My garden is decent enough, can ride the motorbike around
no pool
but i did put a pond around the house

Just a thought. Seeing how many children and adults drown every year here, you might want to change the slope on that pond, and many are made just like that, which is why so many people drown, as the sides are too steep to climb out of, and with the type of mud Thailand has, they'll slide right back down into the water and if no one's around, they can't get out. More so when the water's low but still deep enough for them to drown. Another option would be a fence that could at least keep out children, as that's the usual suspects wanting to swim in ponds. This is one reason I would never own a pool if I lived where others could see it, as that's not something you would want on your conscience forever.

1 minute ago, fredwiggy said:

Just a thought. Seeing how many children and adults drown every year here, you might want to change the slope on that pond, and many are made just like that, which is why so many people drown, as the sides are too steep to climb out of, and with the type of mud Thailand has, they'll slide right back down into the water and if no one's around, they can't get out. More so when the water's low but still deep enough for them to drown. Another option would be a fence that could at least keep out children, as that's the usual suspects wanting to swim in ponds. This is one reason I would never own a pool if I lived where others could see it, as that's not something you would want on your conscience forever.

Already have a fence, photos are from a few years back
the pond is not too accessible now, not like it looks in those pics
looks much different now
there is a high ridge to walk on away from water with row of trees between and a ledge before the water.
and fence around the other side near the house
but yes you do not want to go in there
its not too deep but yes the floor is mud you quickly sink in
just 2 inch of water but you sink 3 feet down
the pond is multi purpose and also provides security due to this.
thanks for the concern tho, noted.

7 hours ago, henryford1958 said:

You mean View Talay 6 next to Central? It's expensive and full of short term renters. Traffic round there is crazy. OK for short term but i wouldn't want to live there. How often do you actually need a supermarket?

yes its a view taley, but i thought it was nr 5, standing in a condo towards the sea, central is to your right.

i got completely fed up with the hazards of driving bike there so i would love having a supermarket across a soi,

and the view is second to none

7 hours ago, scubascuba3 said:

Once bored of Walking St you'd wonder why you wanted to be so close

i used to love WS, i guess age cought up and i just didnt want to drink more, but watching girls never gets old

For the long term the building MANAGEMENT is the most important part.

Your unit might be heaven but if the building falls apart you're screwed.

I would look at 10 plus year old buildings and do a deep dive into the management and financial situation, compliance with laws, etc. Maybe you'd need a lawyer to help with that.

Thanks for all the replies.

I lived in View Talay 2 shortly after it was built and as was the standard back then (2003) all 2000 of the condos in both blocks were sold unfinished and it took perhaps 7 or 8 years to get most of them fitted out and building works went on for literally years.

The space inside and outside the older condo blocks of the 2000s era are the best IMHO. The 1980s ones are worse and the 2020s ones are worse. There is some argument that the View Talay developments are "peak condo" in terms of space, airflow and value but for sure, you don't get the luxury of some 2026 newbie condo. However, how long will that shiny new condo last ?

The argument about Airbnb is hugely valid. Stopping that short term rental, which is illegal everywhere, makes or breaks a condo. I looked at some in Naklua and the foyer was destroyed and was like the waiting room for Easyjet or Ryanair. Lots of coming and going for very little money but huge wear and tear and no responsibility.

After a lot of reflection and I'm still not done on research, I think the things I need rather than just want are:

Large pool, not a glorified bathtub.

Onsite eating option, just Thai is fine, even though I know food delivery is easy these days, an afternoon round the pool interrupted by a beer or two and something to eat is nice.

No onsite bar culture. You see this in View Talay 1 and Pattaya Beach Condo. Awful to live next to or above.

Good management and little to no short term renting.

Minimart and laundry. This needs a condo development of a minimum size to make it viable.

You can, just about, get all of these things from a smaller development which is next to a 7/11, laundry, restaurant, etc. but you cannot get a decent sized pool into a small development.

Liked your post. A couple of my observations regarding some of what you wrote. I think an on-site eating option is more likely with large condo projects. And, large condo projects are more likely to be plagued by illegal daily renters. You might be better off looking for a smaller project that has nearby eating options. Or, if a larger project, carefully check if daily renters are a problem.

Having a good, uncrowded swimming pool was always a must for my spouse and myself. I would disagree, however, that you can't get a decent-sized pool in a small project. We had a nice-sized, uncrowded pool in a small project of around 30 units. With many absentee owners, we often had the pool to ourselves. I would much prefer a decent-sized pool with few in it to a larger pool crowded with swimmers bumping into me.

When deciding as to whether a pool at a project would meet my needs, for me it was important to look at three things: size of the pool, number of condo units, and number of full-time residents.

People used to rave at the large pools at one Pattaya developer's projects. They were forgetting, though, that the projects had 1000 units or more. Although the pool at the 30-unit project I mentioned was, of course, smaller than the ones at the 1000-unit projects, the larger projects should have had way bigger pools in comparison, or two or three pools. View Talay 7, which we once lived at, is a good example. I would say its pool is maybe 3 times as large as the one at the 30-unit project, which we also lived at. But, 936 units vs. 30 units. Being 3 times as big was not enough, in my opinion. Luckily, the back wings were mostly empty when we lived there. But, a lot of times the pool was crowded anyway and it was not always an enjoyable swim.

Full-time residents should also be factored in. We lived for a time at Lumpini Park Beach in Jomtien. 1800 units in 3 huge highrises, 2 pools. Park Beach was originally built as getaway condos for Bangkokians. When we lived there when it first opened, that was the case. Our floor of 30 or so units had maybe 5 or 6 full-time residents. We saw the neighbors who lived on one side of us once and never saw the owners of the unit on the other side.

During the week, we often had the back pool to ourselves in the morning, or maybe one or two other swimmers. Delightful. Eight or so lounge chairs and a few tables with chairs were enough then. The project only got busy on long holiday weekends, when extra chairs were put out at the pools.

That model worked well, pre-Airbnb. The Base and Centric Sea followed the same model. Unfortunately, being more centrally-located, they soon became overrun with illegal daily renters, who overwhelmed the facilities. We owned at both, sold and moved on. I think some of the older projects in Wongamat and some other areas offer nice-size pools with not a huge numbers of units.

14 hours ago, SGD said:

Thanks for all the replies.

I lived in View Talay 2 shortly after it was built and as was the standard back then (2003) all 2000 of the condos in both blocks were sold unfinished and it took perhaps 7 or 8 years to get most of them fitted out and building works went on for literally years.

The space inside and outside the older condo blocks of the 2000s era are the best IMHO. The 1980s ones are worse and the 2020s ones are worse. There is some argument that the View Talay developments are "peak condo" in terms of space, airflow and value but for sure, you don't get the luxury of some 2026 newbie condo. However, how long will that shiny new condo last ?

The argument about Airbnb is hugely valid. Stopping that short term rental, which is illegal everywhere, makes or breaks a condo. I looked at some in Naklua and the foyer was destroyed and was like the waiting room for Easyjet or Ryanair. Lots of coming and going for very little money but huge wear and tear and no responsibility.

After a lot of reflection and I'm still not done on research, I think the things I need rather than just want are:

Large pool, not a glorified bathtub.

Onsite eating option, just Thai is fine, even though I know food delivery is easy these days, an afternoon round the pool interrupted by a beer or two and something to eat is nice.

No onsite bar culture. You see this in View Talay 1 and Pattaya Beach Condo. Awful to live next to or above.

Good management and little to no short term renting.

Minimart and laundry. This needs a condo development of a minimum size to make it viable.

You can, just about, get all of these things from a smaller development which is next to a 7/11, laundry, restaurant, etc. but you cannot get a decent sized pool into a small development.